Sell a Mobile Home With the Land

State procedures connect the home to the real-property record in different ways. A foundation by itself does not show that all required records were completed. Check with the titling agency about the home's recorded status, and have the title company or closing attorney review the land and conversion records.

Texas requires attachment to owned land or a qualifying leased site, lien resolution or consent, and an application for real-property status. Recording its certified Statement of Ownership completes conversion. California requires a foundation inspection and release of legal owners' interests. Recording HCD 433A makes the home a fixture improvement, a permanent part of the land.

Arizona requires title surrender and county recording for affixture. Requirements differ for owned and leased land. An affixed home sold with its land transfers by recorded deed. A separate home-only sale or move requires reversing that status and getting a title again.

Colorado's permanent-location process includes permanent attachment, surrender of ownership papers and title purging, which removes the home from the separate title system. A separate certificate covers qualifying long-term land leases. Future ownership transfers use a deed after that process.

North Carolina uses an affidavit for an already titled home meeting the real-property definition. The process requires title surrender and secured parties' consent, followed by county recording. South Carolina requires installation standards, removal of wheels, axles and hitch, a recorded retirement affidavit and DMV title retirement. Its retired home sells with the land through a closing with a deed describing both.

Georgia uses Form T-234, the Mobile/Manufactured Home Certificate of Permanent Location. Owners and security-interest holders complete it and record it with the superior court clerk. The certified form and original title go through the county tag office for cancellation. At least one home owner must own the land; cancellation allows the affixed home and land to sell together on the deed.

Michigan requires a qualifying land interest, an affidavit of affixture, ownership documents and applicable lienholder consent. The Department of State cancels the title, and the approved affidavit is recorded with the register of deeds. Once the department receives the completed affidavit, the home can transfer only as part of the real property to which it is attached.

Alabama's process covers model-year 2000 or newer homes with identical home and land ownership. Alabama also requires permanent installation with the tongue, axles and wheels removed. Its cancellation package includes titles, lien releases and certification of recorded real-property status. Those requirements describe the cancellation process, not a conclusion based only on the home's age or appearance.

Tennessee's de-title process, which removes the separate home title, requires a request letter, title or origin document, certified deed and certified recorded Affidavit of Affixation. The home and land must share the same ownership. An affixed home's ownership is recorded in real-property records. A later sale without the land may require a title to be issued again.

A combined home-and-land price needs the land and real-estate records assessed as well. The calculator's Census starting prices and our age and condition factors do not value a parcel. Its result is not an appraisal or an offer for the property.